Horsepond Road, Gallowstree Common, Reading, RG4 9BP
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Letting Details

Description and Trading Style

The Reformation is a delightful cottage style locals pub, mainly wet led, set in the midst of the village of Gallowstree Common. The food offer is a quality pub food offer with a small menu.

Location and Local Amenities

Gallowstree Common is north of Reading just off the A4074 between Reading and Oxford. There are lots of local attractions close by including Beale Park and Stonor Park. Reading itself has good road & rail links and all the facilities you would expect from a large town.


Trade: 1 bar area and restaurant (26-30 covers), WC's, kitchen, cellar, car park & garden to the front of the pub (approx. 30 covers) with a smoking shelter.
Private: living room, 3 bedrooms (1 double and 2 small singles), bathroom/WC and private garden.

Current and Future Markets

The pub attracts locals from the area. New operators would want to continue to establish good local relations, perhaps to a wider area, with a wider food offer.


We seek tenants who can operate a village local pub, with all the charisma and drive needed to make the pub the centre of the community. Applicants must have or be able to apply for Personal Licence.

Estimated Ingoings

Circa £8,000 to include a security deposit (3 months of base rent), rent, service charge and insurance advance, stock, glassware and loose goods, training deposit. Fixtures & fittings are circa £5,000 plus VAT and working capital is circa £3,000.

Trade Volumes 2016 2017 To end Nov 18 Aug to 28.10.19
Draught Beer and Cider (36 gallon units) 67.37 58.51 29.96 23.76
Packaged (litres) 192.72 160.56 69.96 14.60
Minerals (litres) 280.83 257.42 79.68 19.18
Spirits (litres) 101.60 64.10 27.85 11.20
Wines (litres) 2,004.67 1,810.87 781.50 143.25

Estimated Turnover

You will need to estimate the turnover you expect from the pub. The current barrelage is given to assist you with calculations, but you need to estimate the food sales.

Guide Rent

Headline rent is £18,000 per annum payable fortnightly in advance by direct debit. Retail Price Indexation applies to rents.


Five year tenancy agreements with an additional service charge that covers property insurance, servicing of heating and cellar equipment etc. There is a full wet tie unless agreed otherwise.

Rateable value

Current rates payable circa £5,000 - under review

Licenses & Permits

Sale of alcohol by retail for consumption on and off the premises, live music (occasional).

Permitted hours

Mon - Thurs: 11.00am - Midnight; Fri - Sat: 11.00am - 01.00am; Sun: 12Noon - Midnight.

Current Offerings

Hold a party 
Garden / Patio
Family friendly
Dog friendly 
Park the car

Current Opening Times

Monday 4pm – 11pm
Tuesday to Saturday 12pm – 11pm
Sunday 12pm – 7pm